PARTFOUR
North York Moors
National Park Authority
Local Development Framework
Design Guide
Part 4: The Re-use of
Traditional Rural Buildings
Supplementary Planning Document
Cover photo:
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Silver Hill Farm, Hawnby.
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North York Moors
National Park Authority
Design Guide
Part 4: The Re-use of
Traditional Rural Buildings
Supplementary Planning Document
Adopted August 2011
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CONTENTS
Contents
Section 1: Introduction
1.1 Background
1.2 Supplementary Planning Documents
1.3 Planning Policy Context
1.4 Aims and Objectives
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Section 2: An Approach to Conversion
2.1 Historical Background
2.2 Understanding Setting and Character
2.3 Structural Condition
2.4 New Uses
2.5 Subdivision
2.6 Achieving High Standards of Design and Craftsmanship
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Section 3: Adaptation: Design Guidance
3.1 General Principles
3.2 Design Guidelines
External Features:
3.2.1 Openings
3.2.2 Doors
3.2.3 Windows
3.2.4 Roofs
3.2.5 Chimneys & Flues
3.2.6 Rainwater Goods
3.2.7 Walling & Finishes
Internal Features:
3.2.8 Functional Form
3.2.9 Insulation
3.2.10 Essential Services
3.3 Sustainable Design and Renewable Energy
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Section 4: Extensions, Outbuildings and Curtilage
4.1 Extensions
4.2 Outbuildings and Curtilage
4.3 Other Extensions & Additions
4.4 Vehicular Access & Parking
4.5 Permitted Development Rights
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Section 5: Other Statutory Considerations
5.1 Listed Buildings
5.2 Conservation Areas
5.3 Archaeology
5.4 Wildlife and Habitats
5.5 Building Regulations
5.6 Public Rights of Way
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Appendix A: Key Core Strategy and Development Policies
Appendix B: Further Advice and Information
Appendix C: Glossary
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SECTION
1
INTRODUCTION
1
Introduction
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1.1
Background
‘The Re-use of Traditional Rural Buildings’ Supplementary Planning Document
(SPD) is the fourth part of the North York Moors National Park Authority’s Design
Guide. Other parts of the Guide include:
Part
Part
Part
Part
1:
2:
3:
5:
General Principles
Extensions and Alterations to Dwellings
Trees and Landscape
New Agricultural Buildings
Part 4: The Re-use of Traditional Rural Buildings should be read
in conjunction with other relevant parts of the Design Guide.
The Design Guide has been developed to provide practical advice and assistance
to those considering the re-use or conversion and adaptation of a traditional rural
building within the National Park. It will also be relevant to Officers and Members
of the Authority who guide and manage development.
1.2
Supplementary Planning Documents
Supplementary Planning Documents (SPDs) are used to add further detail to
the development policies contained in the North York Moors Core Strategy and
Development Policies Document (2008). As an SPD, the Design Guide forms a part
of the Local Development Framework and therefore has statutory weight and is a
material consideration in the determination of planning applications.
The SPD is supported by:
•­ A Sustainability Statement: this sets out how sustainability considerations
have informed the development of the SPD;
•­ Statement of Consultation: this details the consultation processes
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undertaken in the production of the SPD.
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In some instances, Village Design Statement Supplementary Planning Documents
and Conservation Area Assessment and Management Plan Supplementary
Planning Documents may contain more detailed, local guidance on design matters
and these should also be referred to alongside the Design Guide.
The purpose of the Design Guide is to:
•­ ensure fulfilment of the statutory purposes of the National Park;
•­ encourage high quality design that conserves and enhances the character
and special qualities of the area and respects the local distinctiveness
and the built and natural heritage of the National Park;
•­ protect the residential amenity of neighbouring properties;
•­ encourage sustainable building practices which minimise use of
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resources and waste production;
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•­ promote design that reduces both the causes and effects of climate
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change; and
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•­ ensure that conditions for wildlife and natural habitats are maintained
or enhanced.
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SECTION
INTRODUCTION
1
1.3
Planning Policy Context
National Planning Policy
Planning Policy Statement 71 (PPS7) provides national planning policy guidance2
in relation to the re-use and conversion of rural buildings. It supports the re-use of
appropriately located and suitably constructed existing buildings in the countryside
where it would meet sustainable development objectives. PPS7 advises that the
re-use of buildings for economic development purposes will usually be preferable
but also acknowledges that residential conversions may be more appropriate in
some locations and for some types of building.
PPS 7 Sustainable
Development in Rural
Areas (CLG, 2004)
The guidance supports the re-use of existing buildings that are adjacent or closely
related to country towns and villages for economic or community uses or to
provide housing. It also advocates that the conversion of suitable existing rural
buildings to provide hotel and other serviced accommodation or the re-use of farm
buildings for small-scale horse enterprises should be allowed, taking policies on
the re-use of rural buildings into account (see Section 2.4).
PPS7 sets out several criteria that proposals for the re-use and conversion of
buildings should take into consideration. They include:
•­ the potential impact on the countryside, landscape and wildlife;
•­ specific local economic/social needs and opportunities;
•­ settlement patterns and accessibility to service centres, markets and housing;
•­ the suitability of different types of buildings and of different scales, for
re-use; and
•­ the need to preserve, or the desirability of preserving, buildings of historic
or architectural importance or interest, or which otherwise contribute
to local character.
Regional Spatial Strategy
Yorkshire & Humber Plan
(GOYH, 2008)
Footnotes:
1
Planning Policy Statement 7:
Sustainable Development in
Regional planning guidance is currently set out in the ‘Yorkshire and Humber Plan’,
which is the Regional Spatial Strategy3 (RSS) for Yorkshire and the Humber and
was formerly published in May 2008. The RSS recognises the contribution that
the re-use or conversion of existing buildings can have in helping to diversify and
strengthen rural economies by facilitating the development of rural industries,
businesses and enterprises.
Rural Areas (CLG, 2004).
2
The provisions of a new
North York Moors National Park Management Plan 4
National Planning Policy
Framework are currently being
developed with the intention of
replacing all existing PPG and
The National Park Management Plan recognises that the North York Moors has a
considerable man-made heritage with a vernacular building style that significantly
contributes to the overall character of the landscape.
PPS Guidance. Reference should
therefore be made to the most
up-to-date guidance available.
3
At the time of writing it is
proposed that the RSS will be
Many of the traditional rural buildings that are scattered throughout the National
Park were built to serve a specific purpose associated with the economic and
cultural life of the area. Locally sourced building materials, combined with the
construction skills of local craftsman have created a built environment which
remains an integral part of the special character and qualities of the Park.
revoked under the provisions
of the Localism Bill and will
therefore cease to be a part of
the Development Plan.
4
The buildings of the National Park are as much a part of its appeal as its natural
environment and their protection and enhancement is therefore vital if the natural
beauty and cultural heritage of the Park is to be conserved.
SECTION
1
INTRODUCTION
North York Moors Local Development Framework: Core Strategy and
Development Policies Development Plan Document (2008)
The Core Strategy and Development Policies document sets out the planning
policies against which proposals for new development within the National Park are
assessed. The information and guidance contained in Part 4 of the Design Guide
provides further detail and advice to support Development Policy 8 (see below),
which relates to planning applications for the conversion of traditional unlisted
rural buildings within the Park.
DEVELOPMENT POLICY 8
Conversion of Traditional Unlisted Rural Buildings
Core Strategy &
Development Policies
Document
(NYMNPA, 2008)
Outside the settlements identified in the settlement hierarchy, the conversion of
traditional unlisted rural buildings for an employment use, short term self catering
holiday accommodation, residential annexe to an adjacent existing dwelling or longterm/permanent residential letting units for local occupancy will be permitted where:
1 The building is of architectural and historic importance and makes a positive
contribution to the landscape and character of the National Park.
2 The building is in a structurally sound condition, capable of conversion without
substantial rebuilding, as demonstrated by a structural engineer’s report.
3 The building is capable of conversion and of sufficient size to accommodate
the proposed use without the need for significant alterations, extensions or
other new buildings.
4 The proposed use is compatible in nature, scale and level of activity with the
other buildings in the group and the character of the locality.
5 The proposal is of a high quality design which retains existing external features
which contribute significantly to the character of the building including original
openings and roofing materials; reflects the simple functional form and traditional
character of the building and provides for essential services and other functional
requirements without harm to the fabric of the building or its setting.
6 The proposed use does not lead to changes in the building’s curtilage or the
creation of new vehicular access or parking areas that would adversely affect
its character and appearance or that of the wider landscape.
7 The building is located within an existing group of buildings that have a close
physical and visual relationship to each other and, where holiday cottage
use, annexes or local needs letting is involved, include an existing residential
unit within the group.
Footnote:
4
The current Management Plan,
8 In the case of long-term/permanent residential uses, the occupancy of the
accommodation is restricted to a person satisfying the local needs criteria set
out in Core Policy J and the tenure will be restricted to letting only and the
unit will not be sold off separately from the main dwelling.
published in 1998, is under
review and a revised Plan is
expected to be adopted by the
Authority in 2012.
9 In the case of residential annexes, the building is within the immediate curtilage
of the main dwelling and the occupancy of the accommodation is restricted to a
family member and the unit will not be sold off separately from the main dwelling.
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SECTION
INTRODUCTION
1
Development Policy 8 sets out the criteria against which proposals for conversion will
be assessed. Uses for short-term self-catering holiday accommodation, residential
annexes and long-term/permanent residential letting units are all supported where
the relevant policy criteria are satisfied. In certain cases the Authority will impose
planning conditions or secure legal agreements to control the occupancy and sale
of converted units.
Other Development Policies that are also relevant to this SPD include:
Core Policy A: Delivering National Park Purposes and Sustainable Development
Core Policy D: Climate Change5
Core Policy G: Landscape, Design & Historic Assets
Core Policy J: Housing6
Development Policy 4: Conservation Areas
Development Policy 5: Listed Buildings
Development Policy10: New Employment and Training Development
Development Policy 13: Rural Diversification
(Copies of the above policies are reproduced in full at Appendix A)
1.4
Aims and Objectives
Many of the National Park’s traditional rural buildings are under increasing pressure
for change. This is due to, amongst other things: the mechanisation of farm
processes in the twentieth century and the need to house larger farm machinery;
restructuring in farming practices (and in some cases the consequent decline in the
number of working farms); and in some instances, people’s desire to live in the
countryside. The result is the redundancy and disrepair of many historic structures
and conversions that are often insensitive to the architectural and historic interest
of the building(s) in their means of adaptation.
Footnotes:
5­ Core
Policy D requires
residential developments of
5 or more houses and other
uses of 200sqm or more to
generate energy on-site from
renewable sources to displace
at least 10% of predicted CO2
emissions. Refer to Section
3.3 and to the NYMNPA
Renewable Energy SPD (2010)
for further advice.
6­ Core
Policy J provides
the criteria against which
the conversion of traditional
rural buildings within existing
settlements and the open
countryside will be assessed
together with the relevant
restrictions that are likely to
apply.
6
The information contained in the Design Guide has been developed to assist those
who are considering the re-use or conversion of a traditional rural building to come
to an early understanding of its historical evolution, building characteristics and
landscape setting.
Whilst the information and advice contained in the Design Guide refers to traditional
agricultural buildings, many of the general design principles and guidelines can also
be applied to other types of traditional buildings within the National Park, such as
former chapels, mills and schools.
SECTION
AN APPROACH TO CONVERSION
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2­An
2.1­
Approach to Conversion
Historical Background
Traditional7 rural buildings make an important contribution to the quality
and character of the landscapes of the National Park and are an essential, if
undervalued contributor to the local identity, distinctiveness and beauty of the
North York Moors. They reflect the different periods of activity and evolution of the
area, which forms a significant part of its cultural heritage. Scattered farmsteads
built from locally sourced stone are an intrinsic feature of many of the Park’s
landscape character areas8 and create a visual unity which links buildings to the
historic environment.
The concept of the re-use of rural buildings is not a new one. Over time, many
traditional rural buildings have been adapted to accommodate developments
and advances in farming practices and technology. However, changing economic
and social circumstances has meant that some of these buildings are no longer
required for their original purposes, although they may still be in a reasonably
sound condition.
Functionally, this building
is no longer required as
a school but is still in a
sound condition
Footnotes:
7
Changes within the social and physical fabric of settlements are often reflected in
the loss of functional building uses, for example, barns are no longer required for
agricultural purposes, mills no longer required as a source of energy and declining
congregation numbers mean that chapels are often no longer needed.
‘Traditional’ is a term often
used to describe buildings,
particularly farm buildings,
which pre-date 1940, after
which modern building
materials and developments
in (farming) technology and
farmstead planning marked
a sharp divide with previous
practice. (The Conversion of
The most popular and common form of rural conversion has been the adaptation
of barns and other redundant traditional buildings into residential use which has
allowed people to find homes in quiet rural settings. An increase in pressure
to convert redundant or under-used traditional buildings has been intensified
by a growing trend in the number of people migrating from urban areas to
the countryside, which has fuelled a subsequent demand for commuter uses,
retirement homes and second home ownership. Shifting tourism patterns in favour
of short-stay holidays within the UK have also generated an increased interest in
converting buildings for commercial holiday cottage use.
Traditional Farm Buildings:
A guide to good practice
(English Heritage, 2006).
8
NYMNP Landscape Character
Assessment (White Young
Green Environmental 2003).
Seemingly small-scale changes to traditional rural buildings, such as door and
window alterations or the change of use of former open countryside into domestic
garden can all result in the gradual suburbanisation of villages and the countryside.
Cumulatively, the changes incurred as a result of these pressures can have a
harmful visual impact on the otherwise unspoilt character of individual settlements
and the wider landscapes of the National Park.
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AN APPROACH TO CONVERSION
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On the whole, the twentieth century has not been kind to traditional farm buildings
and by the time the agricultural economy improved the construction industry had
become influenced by national trends which adopted ‘non-traditional’ materials
and building methods which effectively marked the end of local distinctiveness.
Modern agricultural
shed constructed from
concrete and timber
Throughout the century it became progressively cheaper, quicker and easier to
replace existing and unsuitable buildings with utilitarian modern sheds constructed
from manufactured materials such as concrete, breezeblock and steel.
The farming sector continues to face a period of instability caused by market
pressures and changes in farm support mechanisms. For this reason farmers are
diversifying their businesses to supplement their income. As part of this approach,
many redundant traditional farm buildings have been converted to new uses with
varying degrees of success. As more buildings become available, it is important
that they are dealt with in a way that does not diminish the historical integrity and
character of the Park’s heritage.
2.2
Understanding Setting and Character
Understanding a building’s setting and character9 can help ensure that any work
required to facilitate a new use will conserve its relationship with the landscape
as well as informing design elements such as: the extent of curtilage; parking
and access arrangements; choice of building materials; boundary treatment and
landscaping.
Setting
Understanding the landscape setting is a key factor in determining the extent to
which a converted building and a new use will integrate into its surroundings.
Footnote:
9
Detailed advice on the
importance of landscape
character in the design process
is contained in both Parts 1 &
2 of the Design Guide.
8
Planning Policy Statement 5: Planning for the Historic Environment (CLG 2010)
defines setting as, ‘The surroundings (in which a heritage asset is experienced).
Its extent is not fixed and may change as the asset and its surroundings evolve.
Elements of a setting may make a positive or negative contribution to the
significance of an asset, may affect the ability to appreciate that significance or
may be neutral.’
SECTION
2
AN APPROACH TO CONVERSION
The relationship between a building and the immediate locality can make the
difference between a good scheme and poor one – particularly within a protected
landscape like a National Park.
Isolated farmsteads
set within small-scale
and irregular fields
characterise the landscape
Despite their often exposed and open rural locations, old farmsteads are rarely
visually obtrusive with their simple forms sometimes following the contours of the
land itself and their traditional materials harmonising with the wider countryside.
A sensitive conversion respects the ties that a building has with its farmstead
and works to harmonise with features in the landscape rather than against them.
To understand the setting you should consider the way in which the building
relates to:
•­ existing landscape features such as slopes, ridges, tracks, streams, trees,
hedges, field patterns or walls;
•­ other buildings (where located within a group or a settlement) in terms
of their size, scale and consequent impact on amenity;
•­ the spaces between existing buildings; and
•­ views into and out of the site, particularly from public vantage points.
Character
The distribution of farmsteads and their dates of foundation are intimately linked
to the historic field and settlement patterns of the Park. Understanding and
appreciating how farmsteads have developed and grown over time can help to
inform choices made at the design stage and result in a more sensitive scheme of
conversion.
Longhouses, where humans and animals shared the same entrance, were prevalent
in much of Yorkshire until the eighteenth century, but surviving examples are mostly
confined to the North York Moors. Characteristically, those built in the seventeenth
century were entered from a passage which served also as the main entrance to
the domestic quarters of the building. During the eighteenth century, increasing
social pressures led to the provision of a separate entrance to the byre with
some completely demolished to make way for domestic use. Different social and
economic pressures subsequently led to numerous variations in the evolution of
the traditional longhouse – including demolition, enlarged rooms or rebuilding with
an additional storey.
Longhouse – access to both
the domestic accommodation
and the byre were provided
via a single passage way
(seventeenth century)
Separate entrance provided to
the byre and fire area added
during the eighteenth century
House re-built and secondstorey added (mid-eighteenth
to early nineteenth century)
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AN APPROACH TO CONVERSION
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Linear farmsteads, in which house and farm buildings are attached and in line,
were predominant on small to medium sized farms of the uplands to the north
and south of the moors.
House
Pigsty
Byre
Barn
Stable
Loose Box
loft over
Linear arrangements
are predominant on
small-medium sized
stock/dairy farms of
the uplands
Larger lowland farms were usually based around a courtyard arrangement10.
Within these farmsteads, some of the more common characteristic building types
included: threshing barns; combined granary/cart sheds; stables and hay barns.
Courtyard
arrangements
are associated
with larger and/
or arable farms
of the lowlands
Barn
Stable
loft over
Cartshed
granary over
House
The character of farmsteads is the result of their historical function and development.
A significant number of the Park’s farmstead buildings date from the nineteenth
century and in many areas experienced little change between the late nineteenth
century and the Second World War.
Farm buildings were typically designed to serve one or more functions whether
it was for crop storage and processing or for the housing of livestock, with the
function often dictating the size and scale of a building and the architectural
characteristics of its design.
Footnote:
10
Source: Living buildings in a
living landscape: finding a
future for traditional farm
buildings (English Heritage,
2006).
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Extensive blank
walls and
uninterrupted
roof lines are
characteristic
features of many
traditional barns
Barns are often the oldest and the largest building to be found on farms and were
essentially used for the storage of cereal crops. This function is reflected in the built
form of the structure, which tends to incorporate large interior voids with large barn
doors to allow access for carts and to induce draughts for winnowing. With the
exception of ventilation slots and the occasional pitch or owl hole, they are also
characterised by their lack of openings.
Increasing evidence suggests that threshing barns originated (from at least the
seventeenth century) as combination barns, which incorporated other functions in
the main body of the barn such as the housing of livestock. These ranged from the
end bays of the barn or the ground floors of split-level buildings. Multi-functional
two-level barns, including bank barns and their variants, were increasingly adopted
from the late eighteenth century.
Cart shed with
granary above
Cart sheds were a common element in all but the smallest farms and increased
in numbers from the nineteenth century, reflecting an increase after 1800 in the
number of farms with carts. They housed not only carts for transporting muck to
fields, the harvest to the steading and grain to market, but also the implements
needed on the farm. It could also accommodate a coach or pony trap. Left outside,
wooden implements could shrink and crack in the sun, while rain and snow caused
iron to rust, jamming any moving parts. Cart sheds are generally characterised by
(semicircular arched) open frontages facing away from the farmyard and often
close to the stables and road giving direct access to the fields. Whilst the number
of openings varies from between one and six, two or three are the most common.
Cart sheds have been found as additions to barns, but are more commonly found
as detached single or double-storey buildings, in the case of the latter invariably
with a first-floor granary
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After the barn, the stable is often the oldest building on the farmstead. The high
value of horses to the running of the farm meant that stables were usually well
built and often placed near the house, with easy access to the fields and given a
certain level of architectural and decorative treatment. Stable interiors are often
characterised by wooden stall divisions; a manger and hayrack and cobbled/flagged
floors (later with engineering brick) sloping to a drainage channel. Externally,
stables were usually two-storey with a hay loft above with openings and ventilation
to the first-floor loft and an external staircase. Stables were generally well lit with
windows (where possible opening to the east to catch the early morning light) to
allow sufficient visibility for horses to be harnessed and groomed.
Gin Gangs (Wheelhouses) were built from around 1785 to 1851, peaking in 1800
to 1830 and were used mainly to drive farm machinery.
Circular stone
wheelhouse
(with sides
filled-in at a
later date)
The gin (short for “engine”) was the horse mill driving a small threshing machine
with the horse doing the ‘gang’, or going. The gin gang was always attached to
the main threshing barn, where the gin was situated. It was almost always of one
storey construction and it could be circular, polygonal or square. Within the gin
gang, a team of two or four horses walked in a circle, rotating a central post which,
by a system of gearing transmitted power to the threshing machine.
With the advent of portable steam-threshers as ‘up-to-date’ machinery, wheel
houses gradually became redundant.
Over time many wheelhouses have been prone to demolition and surviving horse
wheels that are in a structurally sound condition are difficult to find within the
National Park. Where wheelhouses have been retained and repaired they have
been successfully adapted for alternative uses.
2.3
Structural Condition
The condition of a building is a key factor in the decision as to whether conversion
and adaptation will be permitted. Although many traditional rural buildings are
typically of robust construction, prolonged periods of disuse and neglect can
ultimately take its toll, often resulting in structural instability.
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Many years of neglect can
take its toll on the structural
stability of a building and
therefore its ability to be
converted without
substantial re-construction
A sensitively designed conversion will always be based on a sound structural survey
and detailed investigative work.
A common problem in adaptive work is that ground levels need to be altered in
order to direct moisture away from the building or internal levels have to be reduced
to provide a sound basis for a new floor. This can often expose the shallow footings
or the base of the wall and trigger the need for underpinning of the structure.
For a building to be considered for conversion it must be of sound construction,
permanent and capable of adaptation without the need for substantial dismantling
and reconstruction. Applications for planning permission will therefore need to be
supported by a structural survey and accompanying condition report obtained from
a suitably qualified professional.
2.4
New Uses
The best option for retaining the integrity of the historic landscape is to keep
traditional rural buildings in active use. If we value the continued existence of the
built heritage and its contribution to the wider landscape, ways must be found to
arrest the decline of such buildings and to protect and perpetuate their future.
This previously redundant
barn has been successfully
converted into a new use
and secured the long term
future of the building
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AN APPROACH TO CONVERSION
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The key to this future lies with keeping buildings ‘alive’ either by adapting them to
different agricultural uses or by facilitating their careful conversion to new uses.
Whilst this process of change is inevitable if buildings are to survive, enormous care
must be exercised to ensure that where appropriate their character and setting are
protected.
Redundant buildings offer a wide range of opportunities for conversion to other
uses, but must comply with the overall policy framework set out in the Core Strategy
and Development Policies document. Some new uses can be more ‘disruptive’ than
others and careful consideration should be given to the appropriateness of any
given proposal.
Provided that a building is of permanent and sound construction and capable of reuse without significant repair or rebuilding works, finding a new use is an important
way of facilitating its retention.
Economic Uses
Current national planning guidance11 favours the re-use of appropriately located
and suitably constructed buildings in the countryside for economic purposes
- where this would meet sustainable development objectives. Industrial and
commercial uses bring employment to rural areas and their adaptation generally
cause the least harm to the fabric and character of the building to be converted.
This is on the basis that the regulations governing conversion to a non-residential
use generally necessitate fewer alterations – particularly to the valuable large
internal open spaces which characterise bigger barns.
Activities relating to low-key uses such as offices, studios, light industrial
workshops, training, research facilities or similar are likely to be most acceptable
provided that they can operate without creating high levels of noise, pollution or
vehicle movements.
Residential Uses
Where conversion to a commercial use is not feasible, conversion to a residential
use might be an acceptable alternative – subject to planning policies.
Conversion to
residential use must
respect the original
character of the
building
Footnote:
11
The provisions of a new
National Planning Policy
Framework are currently being
developed with the intention
of replacing all existing PPG
and PPS Guidance. Reference
should therefore be made to
the most up-to-date guidance
available.
14
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There is little doubt that conversion for residential purposes remains the most popular
option for the re-use of traditional rural buildings. However, it is also the most difficult
and challenging - as well as potentially the most harmful. This is due to the inherent
need to adapt the physical fabric of the building to provide habitable accommodation
through internal subdivisions, the creation of upper-floors, attendant openings in
walls for windows and doors and the need for domestic flues and other pipe work.
Externally, the setting of the building can also be compromised by the addition of
domestic/urban paraphernalia. Domestic landscaping, garden sheds, greenhouses,
patios and inappropriate boundary treatments can all jeopardise the character of a
building and undermine its rural setting.
It should be remembered that there will be some instances where certain buildings
will not be suitable or capable of re-use or adaptation because their poor condition or
scale precludes this or because they are of such intrinsic value that a new use cannot
be absorbed without serious detriment to the fabric of the building or the landscape.
In these instances planning permission will not be granted for their conversion.
2.5­ Subdivision
In any conversion, the way a range of buildings is subdivided is of paramount
importance. This is most obvious in residential conversions, particularly where
multiple dwellings are created.
Generally speaking the division of buildings into readily identifiable ‘components’
such as barn, cart shed or stable and allocating a house to each, is generally the
most appropriate approach to take, although this might not satisfy the needs or
wants of the developer.
In the case of large buildings where there is no option other than to subdivide,
cues to divide should be taken from the disposition of internal partitions or the
arrangement of external features such as windows and doors and be based around
vertical rather than horizontal living arrangements.
The individual
components of
this subdivision are
readily identifiable
2.6­ Achieving
High Standards of Design
and Craftsmanship
Matching and facilitating new uses to an existing building, assessing and managing the
impact of proposed changes and undertaking sensitive and appropriate repairs require
the skills and knowledge of professionals who are qualified and experienced in conserving
historic buildings. The careful selection of a proficient designer and craftsman at the very
outset can mean the difference between a good quality conversion and a poor one.
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3
3
Adaptation: Design Guidance
­
3.1
General Principles
The following design guidance relates primarily to the conversion and
adaptation of existing traditional farm buildings to residential uses,
although many of the principles can also be applied to proposals for the
conversion of other traditional rural buildings within the National Park
including former schools, mills or chapels.
The conversion of traditional rural buildings is guided on the one hand by the
original structure and materials of the building and on the other the requirements
and adaptation needs for an altered use. There is a balance to be struck between
facilitating the practical requirements of a new use and maintaining the special
character of the building. Reconciling the two in a mutually acceptable way can be
a difficult challenge and require a combination of thoughtful design and in some
cases innovative solutions.
Simplicity in approach should be combined with high-quality design in order to
ensure that the key and defining characteristics of the building are retained.
Traditional rural farm buildings are generally characterised by key features such
as:
•­ uncluttered exteriors with extensive blank walls;
•­ roofs with unbroken lines and few (if any) openings;
•­ a robust build with simple joinery;
•­ the original fabric of the walls, floors and roof structure;
•­ original window frames, doors and shutters (although there may be
­
other fittings of interest too - both inside and out);
­
•­ un-partitioned interiors that are characterised by large
­
proportions and uninterrupted space and voids, long sight lines and
­
exposed structural elements; and
­
•­ hard-surfaced yards and open-field surroundings.
A sensitive scheme of conversion is more likely to be achieved if the following
general principles are considered as part of the design process:
•­ Respecting the basic shape and traditional design of the original building.
•­ Making as few alterations as possible to external walls. If changes are
required locating them away from main elevations – for example, in an
internal courtyard.
•­ Maintaining the character of the roof by limiting the number of alterations.
•­ Incorporating purpose made timber joinery into openings.
•­ Retaining farmyard areas as single open spaces.
•­ Integrating boundary treatments, car parking, access and services into
the proposal as a whole.
•­ Using adjacent outbuildings for uses associated with the conversion for
example storage, garaging etc.
•­ Minimising the amount of clutter within garden areas.
•­ Retaining existing mature trees and vegetation where possible.
•­ Letting the existing building dictate the nature of the conversion.
•­ Designing simple internal layouts around existing features.
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Original outbuildings
used as garage and
store
Discreet rooflights
Discreet
flue
Curtilage
area kept to
a minimum
Minimal new
Openings created
Traditional stone
boundary walls,
hedge and gate
retained
Conversely, insensitive and inappropriate conversions are often characterised by
the following:
•­ Extensions to the existing building.
•­ Inserting too many new window/door openings into elevations.
•­ Changing the shape of original openings and regularising the
­
window pattern.
­
•­ Inappropriate alterations to the roof.
•­ Introducing porches, conservatories and other alien features.
•­ Removing mature vegetation.
•­ Increasing and domesticating the curtilage area of the building.
•­ Incorporating visually prominent parking layouts with extensive areas
of tarmac or paving.
•­ Over-intensifying the use of the available interior space.
•­ Poorly positioned utility installations.
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3
Large dormer window
Roof pitch altered
Large, regularly
spaced rooflights in a
prominent position
Large extension
Flat roof
garage
Metal
garage
door
External
chimney
added
Porch
Inappropriate
dormer window
Modern domestic
window frames
The design of any conversion should not materially alter or compromise the
character or setting of the original building.
3.2
Design Guidelines
External Features
3.2.1 Openings
Traditional rural buildings are often characterised by long, uninterrupted elevations
of masonry. Where openings exist they are usually small and functional: ventilation
slits; stable and byre doors and windows; hayloft loading doors and the like, and
form an important element of the building’s character.
The pattern of openings is a direct product of the historic function of the building
over time, its size and character. Traditional rural buildings were essentially cheap
and functional with openings and other features provided only where they were
essential. Given that many buildings were used as a means of shelter or for storage,
openings were generally kept to a minimum with more exposed elevations having
fewer openings than those which provided light, ventilation or access.
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Traditional agricultural
building with few
openings and long
unbroken roofline
Design Guidelines:
•­ The insertion of new openings in otherwise blank elevations or where
there is no physical evidence of previous openings should, where possible,
be avoided - particularly where they are visible from public vantage points
such as footpaths and roads.
•­ Original openings that have been blocked-up in the past should be
re-used in preference to the creation of completely new openings,
especially where they have been blocked-up in an unsympathetic manner
or using an inappropriate material.
•­ Where new openings are unavoidable, they should be kept to a
minimum and great care taken in their positioning, scale and proportions.
•­ Where it is unavoidable to block-up an existing opening, material that is
sympathetic to the existing building should be used and recessed to
emphasise and evidence the position of the original opening.
•­ Existing openings are quite often asymmetrically located on an elevation
and in positions which will require careful thought when planning the
configuration of internal spaces.
•­ New openings should not interrupt or impact on existing architectural
features.
•­ The utilisation of openings in elevations which would compromise the
privacy of adjacent (residential) development should be avoided.
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3.2.2 Doors
In farm buildings, doors were typically small and constructed from simple vertical
boarded timber. They were often hung with plain metal strap hinges with metal
hinge pins and had simple metal ring or latch handles. Such doors were usually
designed without doorframes – instead having a rebate in the stone or brickwork
into which the door closed. Where doorframes did exist they were generally of
stout and robust construction.
Many doors were designed to open outwards and fold back against the wall of the
building so as not to restrict the internal space.
Large doorways can often be a prominent feature and focal point of traditional
farm buildings and provide an opportunity for the design of light and airy interiors.
Full height glazing with a strong vertical emphasis sub-divided into thirds or fifths
is a more appropriate method of treatment than halves or quarters.
Where light is not needed or there is no evidence of a previous infilling, vertically
boarded timber might be an option for treating an existing doorway opening.
Right: Simple outwardopening vertical timber
doors in a rebate with
strap hinges
Far Right: Large
openings act as a focal
point and provide an
opportunity to allow
light into the building
Design Guidelines:
•­ Where possible, existing original doors (and doorframes) should be
­
retained and repaired and new openings avoided.
­
•­ The use of standard ‘domestic style’ off-the-peg doors will rarely be
­
appropriate and should not be used.
­
•­ Where practicable, existing ironmongery detailing such as strap hinges,
ring or thumb latches should be retained or replicated.
•­ New work to infill a door opening should be set back from the face of the
wall to visually demonstrate its strength and thickness.
•­ New doors should be constructed from vertical timber boarding using
purpose-made joinery and set within a stout, robust frame.
•­ Where a number of doors exist, the glazing of each one should be avoided.
•­ Large door openings should be vertically orientated and simple in detail
but robust in construction using purpose made joinery. The introduction of
full height glazing can often provide a good source of light into a building
that might otherwise be restricted by a lack of openings.
•­ Where existing door openings are to be closed or glazed, they should be
treated in such a manner that the full extent of the original opening retains
its identity.
•­ Where new glazing is introduced, the existing door, if it exists, can either
be retained and tied back to the wall or retained in working order to
provide additional security when the building is empty.
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3
Old ironmongery
should be retained
where possible
3.2.3 Windows
In historical terms, window openings were important to the functioning of a
building and were characteristically simple and ‘unfussy’ in their design. Windows
frequently lacked any form of glazing due to cost and practicality and consisted of
internal shutters or simple iron or timber bars often inserted directly between lintel
and sill or set within simple frames.
Most windows were manufactured from timber and were painted in traditional
colours or in some instances the Estate livery. Where joinery previously existed,
window frames tended to be large and robust in construction. Common styles
included the inward opening hopper light above a single fixed pane and pivot
windows.
Common window
types: Top hung
casements (top); six
light pivot (bottom
left) and hopper
(bottom right)
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Design Guidelines:
•­ Where possible existing original windows should be retained and repaired.
•­ New timber windows should be purpose-made to fit within the full extent
of existing openings. Standard ‘off-the-peg’ units (which often have
prefixed sills) will not be appropriate and should not be used.
•­ The use of uPVC window frames will not be acceptable.
•­ Symmetrical or regular window patterns, which are a feature typical of
modern domestic dwellings rather than humble traditional rural buildings,
should be avoided.
•­ Glazing should be set as deep into the reveal of the existing opening as
practicable in order to create shadow lines, minimise reflections and lessen
the visual impact.
•­ Double glazed units can usually be successfully incorporated into a
­
traditional building except where important historic windows survive
­
e.g. in a former church, mill or school.
3.2.4 Roofs
Traditional rural buildings are typically characterised by long, clean unbroken roof
profiles with very little or no glazing (although glazed tiles/slates are occasionally
used within the National Park). As a highly visible element of a building the
roof forms a sensitive and important part of its character and any alterations or
additions should be avoided.
The most common materials of construction were orange/red clay pantiles or
black/blue slates - although thatch and stone tile roofs can be found within the
Park.
Verges were simple with a slight overhang and devoid of bargeboards. Likewise,
eaves rarely had much of an overhang and no soffit or fascia board. Unless
regularly maintained, roof coverings will more than likely require some kind of
repair or replacement. Sourcing a good (single) stock of second hand material for
repair or reinstatement works can be a significant challenge. In these instances a
compromise might be the concentration of sound original tiles on a single pitch
and using replacement stock for the remainder.
Whilst new, non-interlocking pantiles are available; they are usually machine
manufactured and therefore tend to be uniform in appearance - unlike hand-made
tiles which are less regular and visually more appropriate. Concrete tiles or other
substitute materials are not traditional and should be avoided entirely.
The biggest threat to the roofscape is the demand for daylight into converted upperfloors and roof spaces. Rooflights are not traditional features and can significantly
harm the appearance and simple character of a traditional rural building.
The need for a large number of rooflights can often indicate the over-use of the
internal space of the building or an excessive amount of internal light level. In the
case of the latter, lower levels of light might have to be accepted or alternative
ways of introducing light considered – such as the glazing of low level ventilation
openings close to an upper floor level.
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ADAPTATION: DESIGN GUIDANCE
Long, clean,
unbroken roof
profiles characterise
many traditional
rural buildings
Where rooflights are considered acceptable careful consideration should be given
to both their numbers and their position within the roof. Whilst small cast iron
lights are still available, either new or second-hand, they tend not to meet modern
expectations for residential use. Proprietary double glazed and fully weatherproof
‘conservation rooflights’ are now manufactured in the same style and proportions.
Dormer windows are not normally associated with rural buildings and give an
overly-domestic feel by interrupting previously unbroken roof profiles. This can
jeopardise the fundamental simplicity of a roof slope and as such they are not
considered to be acceptable additions.
Design Guidelines:
•­ The principal aim should be to repair the existing roof with the least
­
disturbance or alteration.
­
•­ Eaves height and roof pitch should remain unaltered and follow the
­
original pitch of the roof slope.
­
•­ Soffit and barge boards are not traditional features and are not generally
appropriate.
•­ Where the repair or reinstatement of a roof is necessary, salvaged or
recycled materials should be used where possible.
•­ The insertion of rooflights should be avoided. Where their use is
considered to be unavoidable, they should be of minimal number and
proportions, located in discreet positions (avoiding views from public
vantage points), be of a ‘conservation style’ and sit flush within the roof
slope.
•­ Incorporating dormer windows into a roof slope or ridgeline is not
­
appropriate.
­
Right: Traditional noninterlocking handmade
tiles have an irregular
appearance
Far Right: Rooflights are
available that match the
characteristics of the
traditional cast iron type and
as such have a low profile
and slim glazing bar
23
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3.2.5 Chimneys & Flues
Although some specialised farm buildings did carry a masonry chimney - particularly
those designed to facilitate some kind of powered process or boiler; they are not
a common feature of most agricultural buildings. In view of this, the construction
of stacks on conversions will almost always be inappropriate.
Discreet flue located
to the rear of the
building, painted black
and below the ridge
line. Note the vents,
gas and soil waste
pipes also located
to minimise their
cumulative impact
Adapting an agricultural building for domestic or commercial use will invariably
involve the need to provide some form of heating for its occupants and a requirement
for a means of ventilation. Whilst boilers with balanced flues can negate the need
for a projection through the roof slope, careful consideration should still be given
to its position on the external elevation from which it protrudes.
The proposed internal arrangement of the building will dictate the likely external
position of a flue and this should be carefully considered in the design process to
ensure that it is located in the least prominent position possible.
Where a projecting flue is required to facilitate an open fire or a solid fuel stove
etc, its position should be such that its visual impacts are minimised. Painting a
stainless steel flue in a dark colour can reduce the likelihood of sunlight reflecting
from its shiny surface whilst minimising its impact.
Design Guidelines:
•­ Where no evidence of a chimney exists, introducing a new masonry
­
chimney will not be acceptable.
­
•­ Where possible, existing chimneys should be used to house heating flues.
•­ Flues should be discreetly located to avoid visual harm.
•­ Flues should be painted or powder coated in a dark unobtrusive colour
such as matt black/grey.
•­ Clay ridge flues or ventilation tiles should be considered as alternative
means of ventilation.
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3.2.6 Rainwater Goods
­
The simple form and character of traditional rural buildings is maintained in the
detailing of rainwater goods. Whilst buildings of a higher quality would have
incorporated half-round cast iron gutters fixed directly to the wall (no fascia board)
by means of rise and fall brackets at the eaves level, the roof of poorer quality
buildings would have simply extended slightly beyond the eaves leaving water to
drain away from the base of the wall.
Whilst plastic gutters offer a cheaper alternative to the use of other alternative
materials, they are less robust, vulnerable to distortion and snow slip and will
usually not last as long.
Right: Farm buildings are
generally characterised by a
simple verge. The way roofs
have been detailed is a vital
part of their character
Far Right: Cast iron half
round guttering supported
by (modern) rise and fall
brackets driven directly into
masonry without the need
for gutter boards
Design Guidelines:
•­ If the original building previously had no rainwater goods, the application
of new gutters and downpipes should be kept to the minimum necessary.
•­ Robust high quality fittings (such as cast iron) are preferable to plastic.
•­ Rainwater goods should be discreet and where possible located away
from main elevations.
•­ New guttering should be painted black and hung on rise and fall support
brackets.
•­ Fascia boards are not common features.
3.2.7 Walling & Finishes
Materials used for the construction of main external walls were generally those
that were available locally. Sandstone, which is generally found in the north and
east of the Park, is recognisable by its grainy texture and yellowish/brown tones
whilst limestone which is more prevalent in the southern areas is grey/white in
colour and has a fossil rich texture. The widespread use of both types of material
across the National Park gives strength to the character of the buildings and a local
distinctiveness that features widely in the landscape.
The failure of a roof covering can often mean that water has entered the wall head
and the cycle of wetting and frost can weaken the top courses of stone. Years
of weathering can also impact upon the face of existing masonry (particularly
sandstone) and lead to a ‘flaking’ of the stone face. In these instances it is advisable
to pick or brush off loose material to leave a sound surface finish.
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3
Right: Well-executed
pointing is a crucial
part of repairing a
traditional building
Far Right: Poor
quality mortar and
pointing technique
At the base of a wall, damp can affect mortar and ground levels may need to be
adjusted to cover footings. It is unlikely that older farm buildings will have had
deep trenches excavated for foundations but many buildings of this type have
quite shallow footings of large stones which may need sectional underpinning with
concrete. In a worst case scenario pieces of stone can be replaced on an individual
basis to ensure the continued structural integrity of the building.
The pleasing appearance of an old masonry wall is not so much due to the stones
themselves but to the mortar which binds them together and, more specifically, to
their pointing or finishing.
Depending on the condition of the building some re-pointing might be required.
Re-pointing is usually only necessary when mortar joints have perished and the
mortar is breaking down to the extent that its structural integrity is jeopardised.
The choice of mortar used in a repair is very important. Unlike strong cementrich mortars which tend to trap moisture and accelerate the decay of the stone,
traditional lime mortars allow maximum breathability and they don’t crack as a
result of building movement or temperature change. Poor quality and inappropriate
pointing can have a significant visual impact on the character of the building and
can ultimately damage the fabric12.
Using a colour
which blends with a
surrounding material
can help reduce the
external visual impact
of new joinery
Footnote:
12
Further information on
pointing can be found in
Part 2 of the Design Guide:
Extensions and Alterations
to Dwellings (2008).
26
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ADAPTATION: DESIGN GUIDANCE
Typically, the window (and door) frames of traditional farm buildings were painted
in dark colours including browns, greens, reds and greys – all of which had the
practical advantage of showing dirt less and requiring less maintenance, unlike
the white painted frames of a domestic window which helps to reflect light into
a room. Even today, buildings belonging to a particular Estate are discernable by
virtue of their colour scheme.
In some exceptional instances black (not brown/orange brown) stained timber
can help a recessed window or door blend into a wall by giving an unimpeded
interpretation of the original opening. Darker frames tend to compliment the
glazing in windows and doors on the basis that glass can appear ‘black’ when
viewed from the outside.
Design Guidelines:
•­ Extensive re-pointing of walls should be avoided and limited to localised
areas.
•­ Mortar used in pointing should be softer than the material being bound.
•­ Where a hard cement mortar has been applied to historic walling in the
past, it may be desirable to remove it for aesthetic and technical reasons.
•­ Avoid buttered, recessed, lined or ribbon pointing – all of which can be
both visually and structurally harmful to the building.
•­ Where the part rebuilding of stonework is proposed, existing materials
should be salvaged and re-used where possible.
•­ Where it is necessary to make up a shortfall, every effort should be
made to use new or reclaimed materials which match the original as
closely as possible.
•­ Where rebuilding or repair of masonry is required, the coursing of new
stonework should match the existing pattern.
•­ Softwood joinery should have a painted finish whereas native hardwood
oak can be left to weather naturally.
•­ Where doors and windows were originally painted they should be
re-painted. The new paint colour should be matched to the original paint
colour (where traces exist). Where joinery has lost all traces of its paint
finish a suitable colour should be adopted (in agreement with the
Authority).
•­ White painted timber frames are a feature of domestic properties and
should be avoided.
Dark colours and
recesses can help
interpret an opening
27
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3
Internal Features:
3.2.8
Functional Form
Many traditional rural buildings such as threshing barns and cart sheds are
characterised by large, uninterrupted internal open spaces that run from the floor
to (exposed) roof timbers. Such voids and the features that they expose are an
important part of the character of larger barns and efforts should be made to retain
their ‘open’ quality.
Right: Large voids are
characteristic features
of many barns
Right, Centre: The
number of internal
subdivisions should be
kept to a minimum
Far Right: Avoid cutting
into joints and structural
timbers and lowering
floor levels
Apart from respecting the spatial character of a building, open plan layouts allow
optimum use of light from existing sources which reduces pressure for the creation
of new external openings, particularly to the roof. Incorporating subdivisions into
large voids to facilitate domestic accommodation can be difficult. Fitting an internal
upper floor is one of the more common adaptive challenges with the principal
difficulties being the need to remove trusses to allow movement and the need to
lower the ground floor to create headroom.
For timber structures, new floors, where appropriate, should be supported
independently of the timber frame and no part of the main fabric removed or
altered to facilitate it. Keeping new structures separate allows for easier reversal
at a future date.
Internal structures such as stall divisions, feeding bins, harness and hay racks as
well as being ‘quirky’, are also part of the character of the building and should be
retained as features and incorporated into the design where possible13.
Unlike more formal buildings such as schools and chapels, the interiors of
agricultural buildings are often rough and un-plastered with bare floor coverings
– although remnants of brick or stone may be in evidence. These original finishes
add character to the building and should, where possible be left exposed.
Footnote:
13
In Listed Buildings such
features might be protected
by virtue of their status and
their removal will require
Listed Building Consent.
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3
Retention of
original features
and exposed wall
all contribute to the
historic character
and significance of
the building
In some exceptional instances, the architectural quality and importance of the
interior might be of such significance that it precludes any subdivision of the
building at all.
Design Guidelines:
•­ As defining internal features, large voids should be retained wherever
possible.
•­ The design of the building and the position of existing openings and
­
traditional features should dictate the internal room layout.
­
•­ The insertion of internal divisions, substantial and/or solid partitions and
new upper-floors within buildings which historically lacked them should
be kept to a minimum.
•­ The removal of, or cutting through of internal joints and structural timbers
should be avoided.
•­ Original interior fixtures and fittings should be retained and incorporated
into the design wherever possible. The Authority will expect some form
of justification for the proposed removal of any such historic features.
•­ Original floor levels should not be lowered.
•­ Where it is possible to do so, some evidence of original stone walling
should be retained.
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3
3.2.9
Insulation
Adapting a building that more than likely had no form of insulation or heating
during its working life, has to be planned carefully so as not to compromise its
character.
The introduction of insulation to roofs and walls can have a dramatic affect on
interiors, especially where original roof structures are exposed. Furthermore,
the imposition of damp courses, membranes, vapour barriers, and the like can
fundamentally alter the way the buildings behave and occasionally create more
problems than they solve.
Careful consideration
needs to be given
to how insulation is
added to roofs that
were previously uninsulated
Continued changes and advances in technology mean that incorporating insulation
mechanisms into the fabric of traditionally constructed stone buildings is less
problematic than in the past. Lower impact, thinner breathable materials now
provide increasingly high levels of performance and cause less detriment to the
character of the buildings into which they are installed.
In some instances, the demands of the Building Regulations may be at variance
with planning requirements, particularly where they affect the external appearance
of the building. In order to minimise the potential for conflict early discussions
should take place between respective authorities.
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3
3.2.10
Essential Services
In many rural buildings it is unlikely that mains water, gas, electricity or drainage will
be available and as such new uses, whether commercial or domestic will normally
require the careful planning of new services.
Where external services are provided they tend to be fairly rudimentary. Drainage,
where it exists, is often defective. In some cases there is no provision at all for
rainwater disposal from buildings; the run-off from the roofs is simply allowed
to saturate the ground. Where surface water drains are provided they often run
to a nearby watercourse or soakaway whilst foul and waste drainage sometimes
take the same route. Where connections exist, electricity and telephone lines are
invariably brought in on overhead lines strung from posts.
Utility cables, foul/sewage drainage pipe work, meter boxes and telephone wires
can all be visually intrusive and undermine the character of a building if not
considered at an early stage in the design process.
Similarly, the last twenty-five years have seen a huge range of technological
advances. The introduction of these technologies has subsequently led to the
need for the installation of a range of ‘equipment’ that can be at odds with the
traditional character of many rural buildings. Large aerials, multiple satellite dishes
and external cabling can easily undermine the rural character of not only the host
building, but of the wider setting.
The siting and design of installations required to facilitate access to new technology,
including television antennas and satellite dishes, should be carefully considered
at an early stage so that they can be positioned in discreet locations that minimise
their visual impact.
Right: A small, simple
and discrete structure to
house gas bottles
Far Right: This satellite
dish is sensitively
positioned to minimise
its visual impact
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3
Design Guidelines:
•­ Site conditions should be fully assessed, particularly with regard to the
disposal of foul, rain and surface water.
•­ Foul/sewage drainage pipe work should, where possible, be located
internally to minimise its impact on the external appearance of the
building.
•­ Where possible, new services such as electrical mains or telephone and
communications cabling should be routed underground and enter the
building subterraneously so as to avoid damaging or despoiling the
original fabric of the building.
•­ In the absence of a mains water supply, holding tanks should be located
underground.
•­ Installations to facilitate access to new technologies (i.e. TV antennas,
satellite dishes etc) should be positioned in discreet locations so as to
minimise their visual impacts.
•­ Special attention should be given to the positioning of meter boxes and
the means of storage of oil and/or gas as fuels for heating installations.
3.3
Sustainable Design and Renewable Energy
The conversion of existing buildings to provide accommodation is a fundamentally
sustainable process and continues the habit of previous generations in making good
use of the space that is available to us.
Adapting an existing building to a new use provides an opportunity for the land,
building structure and many of the original materials to be reused which reduces the
volume of new resources consumed and the volume of materials for disposal.
A discretely located
water source heat
pump (bottom left)
In accordance with national planning policy guidance14, where it is possible and
appropriate to do so, the Authority will encourage innovative and high quality design
solutions which incorporate the use of renewable energy technology. This should
be done in a way that takes account of the traditional character of the building.
For example, on slate roofed buildings there may be potential to incorporate solar
panels or solar slates. Similarly, it is likely that many traditional rural buildings will
have sufficient external space to accommodate a ground source heat pump which,
being underground, will have a minimal visual impact. Further guidance on the
various options to incorporate renewable energy into proposals can be found in the
Authority’s Renewable Energy Supplementary Planning Document15.
Incorporating sustainable design and construction principles can also make a
significant contribution to the quality of design. Buildings constructed and operated
in a sustainable way provide economic benefits as well as social and environmental
advantages. Simple energy efficient measures such as: good insulation; natural
ventilation; energy efficient lighting and appliances and heating controls can all
contribute to the sustainable qualities at little cost to the character of a building.
Footnotes:
14
Planning Policy Statement 22:
Renewable Energy (CLG 2004).
15
Renewable Energy
Supplementary Planning
Document (NYMNPA April 2010).
32
Schemes should be low-impact and sustainable in environmental terms and
subscribe to the best practices of conservation and ecological design. The
fundamental aim of conversion and adaptive work should be to recycle the entire
original building retaining or restoring the fabric of the existing structure with the
minimum of intervention.
Opportunities for incorporating renewable energy technologies and integrating
sustainable design features into a scheme of adaptation should be discussed with
planning and building control officers at an early stage in the design process.
SECTION
EXTENSIONS, OUTBUILDINGS AND CURTILAGE
4
4
4.1
Extensions, Outbuildings
and Curtilage
Extensions
Traditional rural buildings are often simple functional structures that were built for
a specific use. Simplicity is an important and significant element of their character
and appearance. Traditional rural buildings should be capable of conversion
to a new use without the need for any extension.
If a building merits retention then it must be of a scale which is capable of
conversion to a new use in its own right. In the case of residential conversions,
extensions which are proposed to accommodate habitable rooms will generally be
unacceptable.
In some very exceptional circumstances, there may be a good case for a small
addition, for example an ancillary use such as housing for an oil tank, service
meters etc. In such instances, simple structures such as lean-to’s can adequately
provide the necessary space required.
Establishing whether it is necessary to extend a building in order to achieve a viable
conversion should be discussed at a very early stage in the planning process.
Design Guidelines:
•­ Buildings should be capable of conversion to a new use without the need
for any extension.
•­ In the exceptional circumstances that an addition to the building is
unavoidable a single, small, unobtrusive lean-to or similar structure
will be most appropriate. Additional structures that are large in scale,
dominant or obtrusive will not be acceptable.
•­ Materials embodied in an extension should match or be sympathetic to the
original structure – artificial materials including concrete, plastics,
interlocking tiles will not be appropriate.
•­ The full use of all existing spaces within the building(s) should be explored
before any consideration is given to its extension.
•­ Where new work is introduced, it should be carefully sited and sensitively
designed in terms of scale and use of materials, whilst being
clearly discernible from the original building.
•­ The existing shell and roof of the building should remain intact and
­
not extended outwards or be raised.
­
4.2
Outbuildings and Curtilage
Outbuildings
Outbuildings such as cart and cattle sheds provide historical evidence of how
a farmstead has evolved over time and their retention can help to maintain a
coherent record of its development.
Many outbuildings can be put to good use with minimal alteration to provide
additional space for storage or new services. Where garaging is likely to be required
it is essential that sufficient provision is made at the outset and all efforts should
be made to accommodate garages within existing outbuildings.
33
SECTION
EXTENSIONS, OUTBUILDINGS AND CURTILAGE
4
In some instances there may be a case for converting an outbuilding rather than
adding a new extension, but much will depend on its relationship with other
buildings and whether or not it is capable of conversion without significant
alterations.
Curtilage
The design of external areas is often of equal importance to the conversion as
the building itself. The temptation to alter and modify external spaces can be as
great as the demands on the building itself. If not treated in a sensitive manner
and with careful thought, introducing private amenity space, particularly where it is
delineated, can adversely affect the character and appearance of the building.
A key characteristic of traditional farmsteads is the way in which the landscape
often flows up to the edge of buildings without any form of delineated curtilage.
This becomes a significant issue where buildings are situated in open countryside;
therefore curtilage should be kept as minimal as possible and should not extend
into adjacent agricultural land.
Outbuildings used for
garaging or storage
negate the need for
new buildings or
extensions
For a single house, it is likely that private amenity space (incorporating parking
arrangements) can more readily be accommodated by devoting the courtyard area
to private use or by sensitively screening off a discreet part of land elsewhere.
The open courtyard
provides parking
provision for a
number of units
within a single
complex
34
SECTION
4
EXTENSIONS, OUTBUILDINGS AND CURTILAGE
Where a number of dwellings are arranged around a single courtyard, delineating
adequate individual amenity space can be more difficult to achieve. Generally
speaking, courtyards should not be divided-up but left as a common area leading
to the ‘front doors’ of individual dwellings and where appropriate, used to provide
vehicular access and parking for the development.
The introduction of domestic paraphernalia such as sheds, greenhouses and
manicured gardens/landscaping can undermine the rural character and setting of
buildings both within settlements and within the open countryside. Curtilage areas
should therefore remain uncluttered and to achieve this it is standard practice for
the Authority to remove permitted development rights (see Section 4.5 below) or
use legal agreements. Areas for the storage of gardening equipment etc should be
incorporated into existing buildings at the design stage to negate the need for new
(stand-alone) garages, sheds and general storage buildings within curtilage areas.
Over time the increased dependency on bigger pieces of farm machinery and
vehicle transportation has resulted in larger external areas being given over to
hardstandings, access and manoeuvring space. The way in which these open
spaces are treated as a part of the adaptation process is important on the basis
that they provide the context within which buildings are viewed.
Historically, external work areas (including courtyards) would have incorporated
cobbles, setts or flagged surfaces, although some would also have simply been
laid to earth. Conversion schemes offer a good opportunity to reinstate or repair
original hard surfaces that, on the one hand, can provide robust parking and
amenity space but on the other a visually enhanced setting that is more likely to
accurately reflect the historical character of the building. However, the availability of
alternative surfacing materials that could be laid quickly and cheaply has resulted in
the creation of large expanses of concrete.
Original historic flags
enhance the setting of
the courtyard
Design Guidelines:
•­ Traditional outbuildings should be retained, repaired and re-used wherever
possible and their demolition resisted.
•­ Existing boundaries (walls and hedges) should be retained, repaired or
re-planted to delineate curtilage areas.
•­ Where new boundaries need to be created they should, where possible,
follow existing boundary lines and incorporate existing natural features
such as hedgerows, stone walls or footpaths. Their form, type, height
and material should reflect those of the associated buildings.
•­ Proposals for the provision of amenity space are likely to be resisted
where they would adversely affect the appearance or character of the
open countryside and/or the setting of associated buildings.
•­ The use of tarmac, concrete block paving and pavers in areas of
hard-standing are alien in colour and character and should be avoided
in preference to gravel, stone slabs, granite stets and cobbles.
35
SECTION
EXTENSIONS, OUTBUILDINGS AND CURTILAGE
4
4.3
Other Extensions and Additions
Conservatories, sun-lounges, greenhouses, porches and porch canopies are all alien
features that are not characteristic of traditional rural farm buildings. Their addition
can compromise the simple historic character of a building and are therefore
considered to be inappropriate and will be resisted.
4.4
Vehicular Access and Parking
With careful consideration, access and parking provision for residential conversion
schemes can have a minimal impact on the landscape. Retaining existing farm
tracks, concealing vehicles in existing outbuildings or using existing landscape
features such as walls and hedges to screen parking areas are just some of the
ways in which visual impacts can be minimised.
Where new vehicle access and hard standings are required they should be sensitively
designed to be discrete in terms of the route and have a minimal visual impact in
terms of the surface treatment. The wholesale use of tarmac, the widening of tracks
and access ways and kerbing will generally not be appropriate.
Commercial uses can often have a greater impact on landscape setting by virtue of
the increased number of vehicles potentially using a site and the requisite access
and parking requirements need to facilitate them. Concealing vehicles within
existing buildings will be less of an option than arrangements which screen parking
from view.
4.5
Permitted Development Rights
Permitted development rights are provided by the Town and Country Planning
(General Permitted Development) Order 1995 (the GPDO) to allow certain types of
development to proceed without the need for a planning application since planning
permission for them is deemed to be granted. The kinds of work permitted
include most householder development e.g. extensions to dwellings (including
conservatories), the replacement of windows and doors, erection of boundary
walls and fences, the construction of garages and sheds, the siting of oil tanks and
provision of hard standings.
Where a planning application for conversion to a residential use is approved
it is highly likely that the consent will be subject to the removal of ‘permitted
development rights’. This is to protect the rural and agricultural character of the
farm buildings once conversion has been undertaken and will require that any
future proposals for alterations or extensions to be submitted to the Authority
for approval.
36
SECTION
OTHER STATUTORY CONSIDERATIONS
5
5
Other Statutory Considerations
­
In some instances additional approvals might be required for certain development
proposals so it is important to satisfy yourself as to whether or not any of the
following situations are applicable to your proposal.
5.1
Listed Buildings
Whilst the thrust of the guidance is directed at buildings that are unlisted it should
be acknowledged that a number of the National Park’s traditional rural buildings are
afforded additional protection as a result of their listed status. Listing confers legal
protection to buildings of special architectural and historic interest which requires
local planning authorities to ensure that any alterations are made in a manner that
safeguards the building’s special interest.
Listed Buildings16 are a valuable and irreplaceable part of the National Park’s
heritage and their preservation is of paramount importance. To this extent the
Authority will encourage suitable and sensitive re-uses to ensure their long-term
survival.
Listing does not mean that no further changes will be allowed. It is the local
planning authority’s duty to control changes to Listed Buildings by ensuring that
its architectural and historic interest is carefully considered before any alterations
are approved. Change can often be accommodated if the special character of the
building, which makes it worthy of listing, is understood and respected.
Proposals for the
conversion of a listed
building should be
handled in a way
that respects its
architectural and
historic significance
However, there are restrictions on what you can do and any alterations which
would affect its special character as a Listed Building either internally or externally
will require Listed Building Consent.
In considering whether to grant consent for development which affects a Listed
Building or its setting, the Authority will have special regard to the desirability of
preserving the building or its setting or any features of special architectural or
historic interest which it possesses.
Works carried out without consent can result in prosecution. To find out whether a
building is listed you should contact the Authority’s Building Conservation Officer.
More general information on Listed Buildings can be obtained from English
Heritage (see Appendix B).
Listed Building Consent and Planning Permission are different types of approval
although you may sometimes need both for the same work. It is strongly
recommended that you contact the Authority’s Building Conservation Officer (see
Appendix B) if you have any queries or require advice about proposed repairs,
maintenance or alterations to a Listed Building.
Footnote:
16
Listing also protects any
structure (constructed before
1948) within the garden or
curtilage of the main Listed
Building - including
boundary walls.
37
SECTION
OTHER STATUTORY CONSIDERATIONS
5
5.2
Conservation Areas
Many of the villages within the National Park are subject to Conservation Area
designation. These are areas of special architectural or historic interest the character
or appearance of which it is desirable to preserve or enhance. As with Listed
Buildings, depending whether or not a particular building lies within a Conservation
Area will influence the way in which it is considered by the Authority17.
Simple rustic approach
to conversion within
a Conservation
Area created by the
sympathetic appearance
of timber left to
weather naturally
The distinctive character of individual Conservation Areas is derived from interrelated
features including the layout of buildings, open spaces, boundary features, trees
and materials. If the special features of a Conservation Area are to be retained, it is
imperative that any new development respects its distinctive qualities.
Further information and advice on the implications of Conservation Area designation
can be obtained from the Authority’s Building Conservation Officer (see Appendix B).
5.3
Archaeology
The North York Moors has a rich archaeological and historical landscape with over
12,000 known sites and features, over 800 of which are protected as Scheduled
Monuments (historic assets). These represent a finite and non-renewable resource
that can be easily damaged or destroyed by development. Once lost, they cannot
be replaced.
Older buildings can quite often be of archaeological interest. In some cases buildings
will have been erected over or incorporated into earlier buildings so evidence of
these sites is crucial to our understanding of the origins and development of rural
settlement across the National Park.
Footnote:
17
Part 1 of the Design Guide
indicates those settlements
that are subject to one of the
42 Conservation Areas that
are designated within the
National Park.
38
With this in mind it is desirable that disturbance to archaeological features through
activity such as underpinning, provision of oil tanks, new floors and landscaping is
avoided or minimised. The extent of the likely archaeological significance of a site
can be assessed through the commissioning of a simple evaluation to determine
the extent and depth of modern made ground, undisturbed archaeological levels
and the depth of natural subsoil. On the basis of such results design, layout and
construction work can be planned to minimise disturbance. Where an important
archaeological site is identified and disturbance is unavoidable there will be a need
for archaeological recording to form a part of the scheme.
SECTION
OTHER STATUTORY CONSIDERATIONS
5
English Heritage has prepared Guidance Notes to assist applicants in preparing
appropriately detailed planning applications, particularly those involving
archaeological excavation. Further details can be obtained directly from English
Heritage (see Appendix B).
The Authority, through its Archaeological Conservation Officers, provides information
and advice relating to the archaeology of the National Park and also maintains
the Historic Environment Record. The latter, together with subsidiary databases,
provides information on recorded sites and finds within the National Park and
these are subject to continuous enhancement.
If you are unsure whether or not your proposal might adversely affect an
archaeological site or feature, you are strongly advised to consult with the National
Park’s Senior Archaeologist at an early stage.
5.4
Wildlife and Habitats
It is important to remember that some development sites may support protected
species. Old or derelict buildings can provide suitable habitats for protected species
such as barn owls, nesting birds, roosting bats and even great crested newts;
however undertaking repair and conversion works can have an adverse impact on
wildlife.
Traditional rural buildings
can provide important
nesting and roosting
places for wildlife
Footnotes:
18
The level of protection
given to European Protected
Species (including bats and
great crested newts ) which
are rare or declining across
the EU have been increased
to ensure it complies with
the EU Habitats Directive.
Most notably, an offence will
be deemed to have been
committed even if the damage
to a breeding site or resting
place was accidental. These
changes were transposed
into UK law by amendment
Under the Countryside and Rights of Way Act 2000, it is an offence to recklessly
disturb bats or recklessly damage or obstruct access to any structure or place that
bats use for shelter or protection18. Therefore, it should be ascertained whether
or not bats are using a particular building before any work can be carried out
– especially where a building has been derelict for some time. If bats or other
protected species are affected, a Natural England licence may be required in
addition to planning permission19.
to the Conservation (Natural
Habitats) Regulations 1994
and came into force on 21
August 2007.
19
Refer to the Natural England
website for further guidance.
Nesting birds such as martins and swallows are protected under the Wildlife and
Countryside Act 1981, which states it is an offence to intentionally or recklessly, kill
or take a wild bird, take, damage or destroy its nest whilst in use or being built and
take or destroy its eggs. Simple design measures such as retaining access to parts
of roof spaces and/or eaves or the provision of nesting boxes can help to mitigate
the impacts of new development on birds.
39
SECTION
OTHER STATUTORY CONSIDERATIONS
5
Planning Policy Statement 9: ‘Biodiversity and Geological Conservation’ (CLG 2005)
advises planning authorities to refuse planning permission for development that
would harm protected species or their habitats, unless the need for and benefits
of the development clearly outweigh that harm. Even when planning permission
has been granted for a development, protected species legislation still applies and
developers must show that they have taken reasonable measures to avoid harm.
The Authority cannot grant planning permission for development without being
satisfied that any protected species on the site are being protected and that
mitigating measures are in place.
Further guidance is contained in the Authority’s Planning Advice Note 2,
‘Planning and Biodiversity’, which is available from the Authority’s website
(www.northyorkmoors.org.uk) and from the sources highlighted in Appendix B.
5.5
Building Regulations
The Building Regulations (the Regulations) are made under powers provided for
in the Building Act 1984 and apply in England and Wales. They exist to ensure
the health and safety of people in and around all types of buildings (i.e. domestic,
commercial and industrial). They also provide for energy conservation and access
to and use of buildings.
Matters relating to the Building Regulations are dealt with by the relevant District
Council and not the National Park Authority.
Building Regulations
can influence the
design of your scheme
The various ‘Parts’ of the Regulations deal with individual aspects of building
design and construction ranging from structural matters, fire safety, and energy
conservation to hygiene, sound insulation, access to and use of buildings.
The requirements within each part set out the broad objectives or functions which
the individual aspects of the building design and construction must set out to
achieve. They are therefore often referred to as ‘functional requirements’ and are
expressed in terms of what is reasonable, adequate, or appropriate. Not all the
functional requirements may apply to your building work but all those which do
apply must be complied with as part of the overall process of complying with the
Building Regulations.
40
SECTION
OTHER STATUTORY CONSIDERATIONS
5
It is important to remember that Building Regulations may influence whether or not
particular aspects of your proposed design, particularly those of a more innovative
nature, are feasible as part of a development.
Building Regulations approval is a separate matter from obtaining planning
permission for your work20. Where a building is a Listed Building the works
required by Building Regulations may also require Listed Building Consent.
For further detailed advice on Building Control matters you are strongly encouraged
to contact the Building Inspector for your local authority area (see Appendix B).
5.6
Public Rights of Way
In the countryside it is common for Public Rights of Way to pass close to rural
buildings. The view and appearance of a development from a Public Right of Way
has the potential to be an imposition on the special visual qualities of the National
Park.
Where a Public Right of Way crosses a site, the likely impacts of a proposed scheme
should be carefully considered and designed so as not to impinge on people’s
ability to enjoy the open countryside.
In these situations, the ability to link the site to the surrounding countryside and
nearby settlements should be regarded as an opportunity and potential benefit
to the proposal. Where possible, Public Rights of Way should retain their route
alignment and in a design context, be treated to suit the character of the site so as
to provide an attractive, accessible and secure route for all users.
Footnote:
20 If
you receive Listed Building
consent for your development
and you are asked to change
the design or materials
by your Building Control
Officer, you may need to
re-apply for a variation to
your original consent. In this
instance you are advised
to speak to the Building
Conservation Officer prior to
any submitted changes. In
certain circumstances, Building
Regulation requirements may
be applied more flexibly in
relation to historic buildings
so that works do not have an
unacceptable impact on their
character.
41
APPENDIX
A
KEY CORE STRATEGY AND DEVELOPMENT POLICIES
Appendix A:
Key Core Strategy and
Development Policies
CORE POLICY A
Delivering National Park Purposes and Sustainable Development
The Local Development Framework seeks to further the National Park
purposes and duty by encouraging a more sustainable future for the Park and
its communities whilst conserving and enhancing the Park’s special qualities.
Priority will be given to:
1 Providing a scale of development and level of activity that will not have
■
an unacceptable impact on the wider landscape or the quiet enjoyment,
peace and tranquillity of the Park, nor detract from the quality of life of
local residents or the experience of visitors.
2 Providing for development in locations and of a scale which will support
■
the character and function of individual settlements.
3 Maintaining and enhancing the natural environment and conditions for
■
biodiversity and geodiversity.
4 Conserving and enhancing the landscape, settlement, building features
■
and historic assets of the landscape character areas.
5 Applying the principles of sustainable design and energy use to new
■
development.
6 Enabling the provision of a choice of housing that will meet the needs of
■
local communities in terms type, tenure and affordability.
7 Strengthening and diversifying the rural economy and providing tourism
■
based opportunities for the enjoyment and understanding of the Park’s
special qualities.
8 Enabling access to services, facilities, jobs and technology whilst
■
minimising the environmental impacts of transport.
42
APPENDIX
A
CORE STRATEGY AND DEVELOPMENT POLICIES
CORE POLICY D
Climate Change
Activities in the National Park will address the causes of climate change and
contribute to reducing greenhouse gas emissions, by:
1 Reducing the use of energy and the need to use energy.
■
2 Generating energy from renewable sources where these are of a location,
■
scale and design appropriate to the locality and which contribute towards
meeting domestic, community or business energy needs within the
National Park.
3 Requiring residential developments of 5 or more houses and other uses
■
of 200sqm or more to generate energy on-site from renewable sources to
displace at least 10% of predicted CO2 emissions.
The impacts of climate change on the National Park will be mitigated by:
4 Directing development away from flood risk areas.
■
5 Facilitating necessary coastal and flood protection works.
■
6 Addressing the management of upland areas to assist in flood storage and
■
carbon retention.
7 Encouraging enhancements for biodiversity to buffer, extend and connect
■
habitats.
CORE POLICY G
Landscape, Design & Historic Assets
The landscape, historic assets and cultural heritage of the North York Moors
will be conserved and enhanced. High quality sustainable design will be sought
which conserves or enhances the landscape setting, settlement layout and
building characteristics of the landscape character areas identified in the North
York Moors Landscape Character Assessment. Particular protection will be
given to those elements which contribute to the character and setting of:
1 Conservation Areas
■
2 Listed Buildings
■
3 Historic Parks and Gardens
■
4 Scheduled Monuments and other sites of archaeological importance
■
The re-use of buildings of architectural and historic importance which make a
positive contribution to the landscape and character of the National Park will
be encouraged.
43
APPENDIX
A
KEY CORE STRATEGY AND DEVELOPMENT POLICIES
CORE POLICY J
Housing
A mix of housing types and tenures will be sought to maintain the vitality of
local communities, consolidate support for services and facilities and support
the delivery of more affordable housing. This will be delivered through:
1 Locating all open market housing, including new build and converted units,
■
in the main built up area of the Local Service Centre of Helmsley and
the Service Villages. On larger sites more than 0.1 hectares or where
2 or more residential units are proposed, at least 50% of the resulting
units must be affordable including conversion schemes. The 50% target
may be varied in the light of the viability of the development, and is an
interim figure for a period of 3 years, pending the completion of a general
affordable housing viability assessment. Sites of less than 0.1 hectare must
meet the definition of a small infill gap.
2 Supporting the development of local needs housing located on infill sites
■
or as a conversion of an existing building within the main built up area of
the Local Service Villages and Other Villages.
3 Restricting new housing development in the Open Countryside to that
■
which is proven as essential for farming, forestry or other essential land
management activities, replacement dwellings and conversion of traditional
rural buildings for residential letting for local needs.
4 Supporting proposals for new development at Botton Village in the eight
■
existing neighbourhoods, (Botton Farm, Lodge, Falcon, Village Centre,
High Farm, Stormy Hall, Nook and Honey Bee Nest) where it can be
demonstrated that the development is necessary to meet the needs of the
existing community and cannot be accommodated through the through the
re-use, extension or alteration of an existing appropriate building.
The occupancy of local needs housing will be restricted to:
A People who are currently living in and have permanently resided in the
■
National Park for 5 years or more and are living in accommodation that no
longer meets their requirements or
B People who do not currently live in the National Park but have a strong
■
and long standing link to the local community including a previous period
of residence of 5 years or more or
C People who have an essential need to move to live close to relatives who
■
are currently living in and have resided in the National Park for at least
the previous 5 years or more and require support for reasons of age or
infirmity or
D People who require support for reasons of age or infirmity and need to
■
move to live close to relatives who are currently living and have resided in
the National Park for at least the previous 5 years or more or
E People who need to live in the National Park as a result of current sole
■
employment within that parish or adjacent parishes within the National
Park.
44
APPENDIX
A
KEY CORE STRATEGY AND DEVELOPMENT POLICIES
CORE POLICY J
Housing (continued)
All applicants will need to demonstrate to the satisfaction of the National
Park Authority that the needs of the identified proposed occupants are genuine,
that the proposal represents the most practical and sustainable solution to
meet the need identified and why the existing housing stock cannot meet their
needs.
DEVELOPMENT POLICY 4
Conservation Areas
Proposals for development within or immediately adjacent to a Conservation
Area will only be permitted where they preserve or enhance the character and
appearance or setting of the area and where:
1 Buildings and features, including open spaces, water courses, trees,
■
hedges, walls and railings that make a significant contribution to the
character and appearance of the Conservation Area are retained and
respected.
2 The scale, proportions, design detailing and materials of the development
■
respect the existing architectural and historic context with reference to:
a the form, scale, proportions, design detailing and materials
of traditional buildings.
­
b historic plot boundaries and layouts.
­
c traditional street patterns.
­
d the relationship between buildings and spaces.
­
e views into and out of the area.
­
3 In cases where the demolition of a feature or building that makes a
■
positive contribution to the character and appearance of the Conservation
Area is proposed, there is an overriding justification for the proposal.
45
APPENDIX
A
KEY CORE STRATEGY AND DEVELOPMENT POLICIES
DEVELOPMENT POLICY 5
Listed Buildings
Proposals for the alteration, extension or change of use of a Listed
Building or the construction of any structure within its curtilage will only be
permitted where they will not have an unacceptable impact on the special
historic or architectural interest of the building.
Any development which would have an unacceptable impact on the setting
of a Listed Building will not be permitted.
Proposals for the demolition of a Listed Building will not be permitted
unless there is overriding justification to warrant this.
DEVELOPMENT POLICY 10
New Employment and Training Development
Proposals for development within or immediately adjacent to a Conservation
Area will only be permitted where they preserve or enhance the character and
appearance or setting of the area and where:
A Within or adjacent to the main built up area of the Local Service Centre of
■
Helmsley, the Service Villages and Local Service Villages the following
types of development for employment and training purposes will be
appropriate:
1 The re-use of existing buildings where the building has sufficient land
and storage space attached for the functional needs of the proposed
use and it does not adversely affect the character of the area.
2 The expansion of an existing facility or business.
3 New buildings where there is no other suitable accommodation
­
available in the locality.
­
B Within the main built up area of Other Villages development for
■
employment and training purposes will be appropriate:
1 Where a site in a Local Service Centre, Service Villages or Local Service
Villages would not meet the requirements of the proposed enterprise
and there is no existing suitable accommodation in the immediate area.
2 Where the proposal relates to the expansion of an existing facility or
business.
3 Where the proposal relates to re-use of an existing building which has
sufficient land and storage space attached for the functional needs of
the proposed use and does not adversely affect the character of the
area.
46
APPENDIX
A
KEY CORE STRATEGY AND DEVELOPMENT POLICIES
DEVELOPMENT POLICY 10
New Employment and Training Development (continued)
C In the open countryside the re-use of an existing building for employment
■
and training provision will be appropriate where:
1 The building is of sound construction and does not require significant
alteration or extension to accommodate the proposed use.
2 There is sufficient land and storage space attached for the functional
needs of the proposed use, including parking.
3 The building does not have an adverse impact on the character of the
area.
4 There are existing adequate access arrangements for the proposed use
and level of activity.
DEVELOPMENT POLICY 13
Rural Diversification
Proposals for the diversification of existing agricultural businesses will be
supported where:
1 The scheme will make use of an existing building and complies
with Development Policy 8. New buildings will only be permitted if
the diversified use cannot be suitably accommodated through the
conversion or alteration of an existing building.
2 The proposed scheme is compatible with the existing farming activity
and is of a scale and nature which will not harm the character or
appearance of the locality.
3 The existing access arrangements area appropriate for the proposed use.
47
APPENDIX
B
FURTHER ADVICE AND INFORMATION
Appendix B: Further Advice and Information
­
Further advice and information on various matters discussed in the
Design Guide can be obtained from the following sources.
North York Moors National Park Authority:
North York Moors National Park Authority
The Old Vicarage
Bondgate
Helmsley
York
YO62 5BP
Tel: 01439 770657
Fax: 01439 770691
Email: info@northyorkmoors-npa.gov.uk
Website: www.northyorkmoors.org.uk
Senior Archaeological Conservation Officer
Contact: Conservation@northyorkmoors-npa.gov.uk
Building Conservation Officer
Contact: buildingconservation@northyorkmoors-npa.gov.uk
Senior Ecology Officer
Contact: Conservation@northyorkmoors-npa.gov.uk
Trees and Woodland Officer
Contact: Conservation@northyorkmoors-npa.gov.uk
Development Management
Contact: planning@northyorkmoors-npa.gov.uk
Planning Policy
Contact: policy@northyorkmoors-npa.gov.uk
Archaeology:
Council for British Archaeology
St Mary’s House
66 Bootham,
York
YO30 7BZ
Tel: (0)1904 671417
Fax: (0)1904 671384
48
APPENDIX
B
FURTHER ADVICE AND INFORMATION
Building Control:
Local Authority Offices
For Building Control matters in Ryedale, Hambleton and Scarborough Districts
contact:
North Yorkshire Building Control Partnership
Suite 2
Coxwold House
Easingwold Business Park
Easingwold
York
YO61 3FB
Tel: 01347 822703
Fax: 01347 824279
Email:enquiries@nybcp.org
Redcar and Cleveland Borough Council
Building Control Section
Belmont House
Rectory Lane
Guisborough
TS14 7FD
Tel: (01287) 612358
Fax: (01287) 612367
E-mail: building_control@redcar-cleveland.gov.uk
Website: www.redcar-cleveland.gov.uk
Other Building Control Related Websites:
Building for Life: www.buildingforlife.org
Building Research Establishment: www.bre.co.uk
Useful Publications:
•­ Building Regulations: The full set of current Building Regulations Approved Documents can be found at: www.communities.gov.uk
­
49
APPENDIX
B
FURTHER ADVICE AND INFORMATION
Historic Buildings:
Institute of Historic Building Conservation
Jubilee House
High Street
Tisbury,
Wiltshire
SP3 6HA
Tel: 01747 873133
Fax: 01747 871718
Email: admin@ihbc.org.uk
Website: www.ihbc.org.uk
The Society for the Protection of Ancient Buildings (SPAB)
37 Spital Square
London
E1 6DY
Tel: 020 7377 1644
Fax: 020 7247 5296
Email: info@spab.org.uk
Useful Publications:
•
•
•
•
•
Technical Pamphlet 5: Re-pointing stone and brick walling, 2002.
Technical Pamphlet 8: The Control of Damp in Old Buildings, 1992.
Technical Pamphlet 13: Repair of Wood Windows, 1998.
Information sheet 4: The Need for Old Buildings to “Breathe”, 1986.
A Stitch in Time: Maintaining Your Property Makes Good Sense and
Saves Money published 2002 with the Institute of Historic Building
Conservation (IHBC).
The Ancient Monuments Society
St Ann’s Vestry Hall
2, Church Entry
London
EC4V 5HB
Tel: 020 7236 3934
Email: office@ancientmonumentssociety.org.uk
50
APPENDIX
B
FURTHER ADVICE AND INFORMATION
Landscape:
Landscape Institute
33 Great Portland Street
London
W1W 8QG
Tel: 020 7299 4500
Fax: 020 7299 4501
Email: mail@landscapeinstitute.org
Useful Publications:
• ‘Guidelines for Landscape and Visual Impact Assessment’ (2nd edition).
Landscape Institute/IEMA, (2002) London: Spoon Press
Other Useful Contacts:
English Heritage
37 Tanner Row
York
YO1 6WP
Tel: 01904 601901
Fax: 01904 601 999
Email: yorkshire@english-heritage.org.uk
Useful Publications:
• ‘Energy Conservation in Traditional Buildings’
­
http://www.helm.org.uk/upload/pdf/89410-EnergyConservation1.
­
pdf?1262863858
­
• Various Climate Change Publications
http://www.climatechangeandyourhome.org.uk/live/climate_change_
publications.aspx
• ‘The Conversion of Traditional Farm Buildings: A guide to good practice’
http://www.english-heritage.org.uk/upload/pdf/Traditional-Farm1.
pdf?1262864753
http://www.english-heritage.org.uk/upload/pdf/Traditional-Farm2.
pdf?1262864753
• ‘Living buildings in a living landscape: finding a future for traditional farm
buildings’
http://www.english-heritage.org.uk/upload/pdf/Living-Buildings-LongVersion.pdf
51
APPENDIX
B
FURTHER ADVICE AND INFORMATION
Natural England
Natural England
Hornbeam House
Electra Way
Crewe Business Park
Crewe
Cheshire, CW1 6GJ
Tel: 0300 060 3900
Email: landuse@naturalengland.org.uk
Website: www.naturalengland.org.uk/ourwork
Useful Publications:
• ‘Barn Owls and Development: Guidance for Development Control
Officers’
http://www.naturalengland.org.uk/regions/east_of_england/ourwork/
standingadvice/protectedspecies/barnowl.aspx
• ‘Barn Owls and Rural Planning Applications: “What Needs to Happen” –
A Guide for Planners’
http://naturalengland.etraderstores.com/NaturalEnglandShop/IN74
• ‘Bats and Buildings: Guidance for Development Control Officers’
http://www.naturalengland.org.uk/regions/east_of_england/ourwork/
standingadvice/protectedspecies/bats.aspx
Bat Conservation Trust
15 Cloisters House
­
8 Battersea Park Road
­
London SW8 4BG
­
United Kingdom
­
Bat Helpline: 0845 1300 228
­
Tel: 020 7627 2629
­
Fax: 020 7627 2628
­
Email: enquiries@bats.org.uk
­
General Guidance: www.bats.org.uk/
­
52
APPENDIX
B
FURTHER ADVICE AND INFORMATION
Planning General::
Department for Communities and Local Government:
www.communities.gov.uk
Useful Publications:
• PPS 5: Planning for the Historic Environment (CLG 2010)
• PPS 7: Sustainable Development in Rural Areas (CLG 2004)
• PPS 22: Renewable Energy (CLG 2004)
All available at: http://webarchive.nationalarchives.gov.uk/+/http://www.
communities.gov.uk/planningandbuilding/planning/planningpolicyguidance/
The Planning Portal: The Governments ‘gateway’ to planning information:
www.planningportal.gov.uk/
Sustainable Design::
Sustainable Homes:
www.sustainablehomes.co.uk/
Code for Sustainable Homes:
www.planningportal.gov.uk/uploads/code_for_sust_homes.pdf
Sustainable Design: www.breeam.org/
Energy Efficiency and Renewable Energy:
www.est.org.uk
www.lowcarbonbuildings.org.uk
Water and Drainage:
www.environment-agency.gov.uk
www.ciria.org/suds.
Biodiversity:
Planning Advice Note 2 – ‘Planning and Biodiversity’ (NYMNPA)
Yorkshire Wildlife Trust: www.yorkshire-wildlife-trust.org.uk
Tees Valley Wildlife Trust: www.wildlifetrust.org.uk/teesvalley
North and East Yorkshire Ecological Data Centre: www.neyedc.co.uk
Biodiversity information is also available at: www.ukbap.org
53
APPENDIX
C
GLOSSARY
Appendix C:
Glossary
Wherever possible this document has sought to avoid the use of specialist
terminology and jargon. However, it is inevitable that certain phrases and terms
are used whose meaning may not be immediately clear. This glossary seeks to
define and clarify the meaning of a number of references in the Design Guide.
Please contact the Planning Policy Team should any further guidance be required.
A
Amenity
A positive element or elements that contribute to the
overall character or enjoyment of an area. For example,
open land, trees, historic buildings and the interrelationship between them, or less tangible factors such
as tranquillity.
B
Bank Barn�
Two storey barn built into a slope or bank allowing
ground floor access to both levels.
Barge Board�
Wide board (on older properties often carved) fitted
below tiles of overhanging verge to gable. Sometimes
known as a verge board.
Byre�
A cow house in which cattle are tethered.
C
54
Character�
Distinguishing qualities, features or attributes.
Cill�
Sloping area below a window or door opening to facilitate
rainwater run-off.
CLG�
Communities and Local Government (Department for).
Conservation�
Area�
An area designated by a local authority under the Town
and Country Planning (Listed Buildings and Conservation
Areas) Act 1990 as possessing special architectural or
historical interest. The Authority will seek to preserve or
enhance the character and appearance of such areas.
Context�
The setting of a site or area, including factors such as land
use, landscape and built form.
APPENDIX
C
GLOSSARY
D
Design Guide
A document providing guidance on how development can
be carried out in accordance with the design policies of a
local authority often with a view to retaining local
distinctiveness.
Design Policy
Relates to the form and appearance of development,
rather than the land use.
Development
The legal definition of development is “the carrying out of
building, mining, engineering or other operations in,
on, under or over land, and the making of any material
change in the use of buildings or other land” (Section 55
of 1990 Act); this covers virtually all construction activities
and changes of use.
Development Plan
Sets out a local planning authority’s policies and
proposals for the development and use of land and
buildings in local planning authority area. The
Development Plan currently consists of the RSS21 and
development plan documents prepared by district
councils, unitary authorities, national park authorities
and minerals and waste development plan documents
prepared by city councils.
F
Farmstead
Group of farm buildings generally consisting of a farm
house and range of associated outbuildings.
Fascia Board
Vertical board at eaves level to which guttering is often
attached.
G
Gable
Triangular upper part of the wall at the end of a pitched
roof.
Gutters
Open piping at lowest point of roof for the collections of
rain water and formed in plastic or cast iron in older
properties.
H
Heritage Asset
A building, monument, site, place, area or landscape
positively identified as having a degree of significance
meriting consideration in planning decisions. Heritage
assets are the valued components of the historic environment.
Historic
Environment
The historic environment is the physical legacy of
thousands of years of human activity within the towns
and the countryside, in the form of buildings, monuments,
sites and landscapes.
Footnote:
21
At the time of writing it is
proposed that the RSS will be
revoked under the provisions
of the Localism Bill and will
therefore cease to be a part of
the Development Plan.
55
APPENDIX
C
GLOSSARY
J
Jamb
The vertical portion of the frame onto which a door is
secured.
L
Laithe House
Linear arrangement of (usually) separate but attached
buildings comprising a farmhouse, barn and stable.
Landscape
The appearance of land, including its shape, form, colours
and elements, the way these (including those of streets)
components combine in a way that is distinctive to
particular localities, the way they are perceived, and an
area’s cultural and historical associations.
Lintel
Horizontal beam of timber, stone, etc. bridging an opening
across the top of a door or window.
Listed Building
A building designated by the Secretary of State for Culture,
Media and Sport under the Planning (Listed Buildings
and Conservation Areas) Act 1990, as amended, as being
a building of special architectural or historic interest.
Local
Distinctiveness
The particular positive features of a locality that
contribute to its special character and sense of place and
distinguishes one local area from another.
Longhouse
A building housing both humans and cattle under one roof
that provided direct access from the accommodation
element to the byre.
M
Material
Consideration
A matter that should be taken into account in deciding a
planning application or on an appeal against a planning
decision.
Mortar
Mixture of sand, cement, lime and water, used to join
stones or bricks.
N
56
National Park
Extensive areas of beautiful and relatively wild country.
National Park
Authority
A legal body charged with conserving and enhancing the
natural beauty, wildlife and cultural heritage of a national
park; and promoting opportunities for public
understanding and enjoyment of their special qualities.
APPENDIX
C
GLOSSARY
P
Pantile
Clay roof tile having a curved ‘S’ shaped profile.
Permitted
Development
Permission to carry out certain limited forms of
development without the need to make an application
to a local planning authority, as granted under the terms
of the Town and Country Planning (General Permitted
Development) Order.
Planning Policy
Guidance (PPG)
Issued by central government setting out its national
land use policies for England on different areas of
planning. These are gradually being replaced by Planning
Policy Statements.
Planning Policy
Statement (PPG)
Issued by central government to replace the existing
Planning Policy Guidance notes in order to provide greater
clarity and to remove from national policy advice on
practical implementation, which is better expressed as
guidance rather than policy.
Pointing
The mortar filling between stones and bricks in a wall,
which has an adhesive and weatherproofing function.
Public Right
of Way
Routes over which, even where in private ownership, the
public has a right of passage. They comprise byways,
which are open to any user; restricted byways, open to
any user other than mechanically propelled vehicles;
bridleways, which can be used by those on foot, horse or
bicycle; and footpaths which are open to those on foot only.
R
Reveal
The part of the side of a window or door opening that is
between the outer surface of a wall and the window or
door frame.
Ridgeline
The apex of the roof continued along the length of the
roof span.
Roof Pitch
Angle at which rafters form an apex from the supporting
walls.
S
Scale
The impression of a building when seen in relation to
its surroundings, or the size of parts of a building or its
details, particularly as experienced in relation to the size
of a person.
Setting
The surroundings in which a heritage asset is experienced.
Its extent is not fixed and may change as the asset and
its surroundings evolve. Elements of a setting may make
a positive or negative contribution to the significance of
an asset, may affect the ability to appreciate that
significance or may be neutral.
57
APPENDIX
C
GLOSSARY
Setts
Stone paving blocks, usually granite.
Significance
The value of a (heritage) asset to this and future
generations because of its heritage interest. That interest
may be archaeological, architectural, artistic or historic.
Soffit
The projecting underside of the eaves of a roof.
Supplementary
Planning Document
A Supplementary Planning Document is a Local
Development Document that may cover a range of issues,
thematic or site specific, and provides further detail of
policies contained in the Core Strategy and Development
Policies document.
Sustainable Design
Design that seeks to create spaces or buildings where
materials, energy and water are used efficiently and where
the impact on the natural environment is minimised.
V
58
Verge
Edge of a roof which runs from eaves to ridge at a gable
(usually cement pointed).
Verge Board
See ‘Barge Board’.
Vernacular
The way in which ordinary buildings were built in a
particular place, making use of local styles, techniques
and materials.
Vernacular
Building
A building built without being designed by an architect or
engineer or someone with similar formal training, often
based on traditional or regional forms.
View
What is visible from a particular point. (Compare to ‘Vista’).
Village Design
Statement
Document produced by a community to identify
local character and set out design guidance to help guide
new development.
Vista
An enclosed view, usually a long and narrow one.
North York Moors National Park Authority
The Old Vicarage, Bondgate, Helmsley, York YO62 5BP
Tel: 01439 770657 Fax: 01439 770691
email: general@northyorkmoors-npa.gov.uk
www.moors.uk.net